London Flat B, 103 Chesterton Road, North Kensington, London, W10 6ET

Description

Vacant long leasehold self-contained raised ground floor flat. GIA approximately 42.45 sq m (457 sq ft). The vendor will not accept offers prior to auction.

Accommodation

Reception room, bedroom, kitchen and wet room. GIA approximately 42.45 sq m (457 sq ft).

Location

The property is situated on the south side of Chesterton Road. The shops and amenities of Portobello Road are to the east. Ladbroke Grove underground station, serving the Hammersmith & City and Circle lines, is approximately 0.4 miles to the south east. The A40 is to the south. Wormwood Scrubs Open Space is to the north west.

Tenure / Property Information

Investment Analysis

The £350,000 sale at 125 Chesterton Road is the closest stated comparable by address, while other Chesterton Road flat sales range from £500,000 to £905,000. However, the evidence does not provide comparable floor areas, condition, floor levels, layouts or lease terms, so a reliable GDV or valuation range cannot be established. The £202,000+ guide is materially below the stated comparable prices, but this should not be treated as evidence of achievable value without inspection and further comparable analysis.

Investment Snapshot

Strategy Recommendation

Consider only as a conditional BTL or value-led purchase at a price supported by inspection, verified achievable rent and full auction-cost confirmation. Do not bid on the apparent comparable-value discount alone.

Works Required

No condition or specification defects are evidenced. Allow for inspection-led works only; the evidence does not support a quantified refurbishment scope or budget.

Rental & Market Context

Sold Comparables

The following completed sales were identified within approximately 5 miles:

Potential BRRR Position

A BRRR analysis cannot be completed reliably because GDV, refurbishment cost, total acquisition costs and refinancing assumptions are not sufficiently evidenced. The stated comparable sales indicate potential value upside, but their size, condition and specification are unknown.

Buy-to-Let Analysis

The supplied advertised asking rents are £2,000–£2,800 pcm, equivalent to indicative gross yields of approximately 11.88%–16.63% against the £202,000 guide price. These are asking rents rather than achieved rents, and no operating costs, finance costs, buyer premium, administration charge or other purchase costs are supplied. BTL viability therefore requires rent validation, inspection and confirmation of all auction costs.

Flip Analysis

A flip surplus cannot be calculated. Although stated Chesterton Road sales range from £350,000 to £905,000, the evidence does not establish which are comparable to this 457 sq ft flat or provide refurbishment, transaction or resale costs.

Investor Risks & Due Diligence

• Advertised rents may not be achievable rents.

• The comparable sales vary widely and lack floor-area, condition and specification details.

• Property condition is not evidenced, so refurbishment requirements and costs are unknown.

• Buyer premium, administration charge and other possible seller or third-party fees are not quantified.

• EPC, council tax, parking, heating and service-charge information are not supplied.

• A new 990-year lease is stated, but the full lease terms and completion documentation have not been provided.

Recommendation

Consider only as a conditional BTL or value-led purchase at a price supported by inspection, verified achievable rent and full auction-cost confirmation. Do not bid on the apparent comparable-value discount alone.

Strategy Rating

Analysis Confidence

The property description, tenure, vacant possession, guide price, several same-road sales and two asking-rent indications are supplied, but condition, EPC, service charges, council tax, parking, heating, comparable specifications, buyer fees and achieved rent evidence are missing.